398 St John'S Avenue

Property Overview & Key Characteristics

This home at 398 St. John's Avenue is a well-established one and a half-storey character home built in 1905, sitting on a lot that is larger than most in the city. Its primary appeal lies in its balance of historic roots, a renovated basement, and a surprisingly strong position within its local context. The data suggests a property that has been consistently valued and has outperformed many of its direct neighbours and city-wide peers in key metrics.

The home would suit a pragmatic buyer who values lot size and location over sheer living space. It's ideal for someone looking for a character home in a mature neighbourhood without the premium price tag of a fully updated or larger property. The renovated basement adds functional living space, appealing to first-time homeowners, small families, or investors seeking a solid, no-frills entry into the St. John's area. The consistent sale price in recent years also indicates a stable, predictable value.

A less obvious perspective is that this property represents a "high-floor, low-ceiling" investment. Its rankings show it is already performing well above average for its street and area in terms of lot size, age, and assessed value, suggesting limited downside. However, the modest living area means significant value growth would likely come from expansions or major upgrades, not just market appreciation.

Frequently Asked Questions

1. How does the lot size compare to others?
At 3,061 square feet, the land area is in the top 13% for Winnipeg, meaning it's a substantially larger lot than most in the city and offers potential for outdoor space or future expansion.

2. The house was built in 1905. What does the data say about its age relative to others?
While 121 years old, it ranks in the top 2% for age in Winnipeg (newer = better rank). This means it is actually newer than 98% of homes in the city, which is an important context in a historic neighbourhood.

3. What is the recent sales history?
It sold for $15,500 in both June 2023 and October 2019. This consistent sale price over a nearly four-year period, including a recent transaction, suggests a stable and established market value.

4. The assessed value is listed at $14.60k. Is that accurate?
The assessed value for tax purposes is $14,600. It's important to note this is not a market valuation. The recent sale price of $15,500 is a more current indicator of its market value.

5. How does it rank compared to immediate neighbours?
The home consistently ranks in the top quarter of its street and the top third of its neighbourhood for key metrics like lot size, year built, and assessed value. This indicates it is a comparatively stronger property on its block and within St. John's.